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Property profile & analytics
OFF-MARKET
Estimated value
$15,000,000
Manufacturing properties
26380 Palomar Rd Menifee, CA 92585-9811
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1767869
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1989
Total area
53,006 SF
Lot
10.97 ac (477,853 SF)
Zoning code
MM
APN
331-220-037
UPID
US09-1767869
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$15.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$15.00M
Owner & transaction history
Forterra Pipe & Precast LLC · 2 yrs held
Forterra Pipe & Precast LLC
since 2024
Last sale
$15.0M
3 recorded transactions
Zoning & alternative use
MM · Menifee, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$22.9M
+93.6%
Retail stores
$17.5M
+48.4%
Warehouse, storage
$15.7M
+32.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Menifee submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Menifee submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$15,000,000
ML approach
$15,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$11,820,000
Current use
AUTO REPAIR, GARAGE
$22,885,000
Change: +94% · Conversion: Easy
RETAIL STORES
$17,540,000
Change: +48% · Conversion: Moderate
WAREHOUSE, STORAGE
$15,660,000
Change: +32% · Conversion: Easy
Blend value · Realmo final
$15.00M
Range $13.50M – $16.50M · ±10% · vs last sale $15.00M (Jun 13 2024)
Last sale anchor
$15.00M
Jun 13 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$283 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$83,860
Tax year 2024
Assessed value
$7,444,507
Assessed 2024
Previous assessed
$7,444,507
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,276,642
Assessed improvement
$6,167,865
Applied tax rate
26.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1989
Heating
CENTRAL
Cooling
CENTRAL
Buildings
4
Stories
1
Units
4
Total area
53,006 SF
Lot
10.97 ac (477,853 SF)
Zoning code
MM
APN
331-220-037
UPID
US09-1767869
Jurisdiction
RIVERSIDE
Zoning & alternative use
MM · Menifee, CA
Zoning MM · permitted uses
MM · Menifee, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Menifee. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$11.8M
AUTO REPAIR, GARAGE
Est. value
$22.9M
RETAIL STORES
Est. value
$17.5M
WAREHOUSE, STORAGE
Est. value
$15.7M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
RETAIL STORES
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1989
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
4
Units
4
Lot
10.97 ac
Current owner
From public records · entity-resolved
Forterra Pipe & Precast LLC
Entity
Free & Clear · 2 yrs held
Mailing address
5 CONCOURSE PKWY STE #1900, ATLANTA, GA 30328-6111
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 13, 2024
$15,000,000
Forterra Pipe & Precast LLC
Romo Rnvs LLC
Grant Deed
—
Jul 28, 2016
$2,500,000
Romo Rnvs LLC
Muth Holdings LLC
Grant Deed
—
Jul 28, 2016
—
Orco Block & Hardscape
Muth Holdings LLC
Quit Claim Deed
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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